In court-decided eviction outcomes for Grand Mound, WA, tenants prevail in roughly 44.7% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
144d
filing → judgment
From the moment an unlawful-detainer notice is filed in Grand Mound, WA until a money judgment is entered, a contested eviction takes about 144 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$8.2–17.7k
legal + lost rent
A typical eviction in Grand Mound, WA costs landlords $8,184 to $17,669 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,426
21% stretched on rent
Average gross rent in Grand Mound, WA is $1,426 per month per the U.S. Census American Community Survey (5-year 2023). 21% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
26.4%
of households
26.4% of occupied housing units in Grand Mound, WA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
8.4%
3.8% unemp.
8.4% of Grand Mound, WA residents live below the federal poverty line, and unemployment runs at 3.8%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +20.4% (2024)
6.3
Regional political climate
County-weighted neighbor mix
6.3
State political climate
Washington legislature & governorship
6.0
Economic stress
8.4% poverty · 3.8% unemp.
5.1
Supply constraint
$1,426 average · 26.4% renters
6.7
Rent Control risk
20.8% of income on rent
2.0
Eviction process difficulty
144 days filing → judgment
6.2
Tenant organizing strength
26.4% renters
5.8
Housing court bias
County bench composition
3.3
Geographic context
Risk heat across Grand Mound and the region
Click any city to see its score
How Grand Mound compares
Risk score vs. peers, county, state, and the U.S.
Rank in Thurston County
Low
#13of 16 cities
#13 of 16 cities in Thurston County for landlord eviction risk.
Rank in Washington
Moderate
#309of 637 cities
#309 of 637 cities in Washington for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
6.7
/ 10 · ELEVATED
The verdict
A Elevated-tier market.
Composite 6.7/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+4.4 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
144d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,426/mo. A contested eviction takes 144 days and costs $8,184–$17,669 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
26.4%
Renters
The renters
Who you'll be renting to.
Out of 3,287 residents, 26.4% rent. 21% are spending 30%+ income on rent, 8.4% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.3
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.3 and 6.3 (Dem margin +20.4% (2024)). State climate at 6, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
6
State politics
The process
Moderate calendar, moderate friction.
State political climate 6/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 6.2, housing court bias 3.3, rent-control risk 2. Standard process speed for the state.
50-yr trendProcess difficulty +1.2 since '00
197620012026
Court-clerk data lands in the next release.
5.1
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.1. Supply constraint: 6.7. The numbers behind those: 8.4% poverty, 3.8% unemployment, 21% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Grand Mound sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Grand Mound · 144d · ~$12.9k all-in ($90/day) · score 6.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Grand Mound, Washington, presents an elevated-friction market where documented notices and proactive screening matter. The Eviction Risk Score is 6.7/10 (ELEVATED tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Elevated-friction market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Grand Mound is a city of 3,287 residents where 26.4% of occupied units are renter-occupied, and the typical renter spends 20.8% of income on rent. At an average rent of $1,426/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Grand Mound eviction process actually works
Eviction process difficulty here reads 6.2/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Grand Mound closes 144 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Grand Mound's timeline is usually the calendar, not the motion practice. Housing court bias scores 3.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Grand Mound runs $8,184 to $17,669 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 144 days of typical timeline and $1,426/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 5.8/10 in Grand Mound, and the city has limited rent control exposure (2/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Washington, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Grand Mound: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a ELEVATED tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Washington's statutory language. Fix those four, and most cases settle or default. Skip them, and a $17,669 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Grand Mound
Trap · PRACTICAL TRAP
Cost-versus-timeline trade-off: at 144 days and roughly $17,669 on the high end, cash-for-keys at $7,067 to $10,601 typically beats the legal route for non-aggravated cases. Default judgment frequency is high under HB 1236 + RCW 59.18.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Grand Mound without a reason?
No, Washington state, including Grand Mound, requires "just cause" for termination of tenancy. This means you need a valid, legally recognized reason, such as non-payment of rent, lease violations, or specific circumstances like selling the property for owner occupancy, and you must follow the correct notice periods for each cause. A 20-day notice for a month-to-month lease is for general termination, but even that requires a just cause, and not all reasons are allowed.
Q2
What's the most common mistake landlords make during eviction in Grand Mound?
The most common mistake is failing to serve proper notice or making errors in the notice itself. The 14-day pay-or-quit notice must be perfect. Any mistake in dates, amounts, or delivery method can invalidate the notice and force you to start over, adding weeks or months to the process and increasing your lost rent. Another big mistake is attempting "self-help" eviction by changing locks or shutting off utilities.
Q3
How much can I charge for a late fee in Grand Mound?
Washington state law doesn't explicitly cap late fees, but they must be "reasonable." Generally, 5% of the monthly rent is considered reasonable. Your lease must clearly state the late fee amount and when it applies. Do not try to charge exorbitant late fees as a penalty; courts may reduce them.
Q4
Is it worth offering "cash for keys" in Grand Mound?
Often, yes. Given the typical eviction timeline of 144 days and costs ranging from $8,184, $17,669, offering a tenant a few hundred to a thousand dollars (or more, depending on how much rent they owe and how quickly you want them out) to vacate peacefully and leave the unit clean can save you significant time, legal fees, and lost rent. It's a business decision that often pays off.
Q5
Are there any specific tenant protections in Grand Mound I should know about?
Beyond the statewide just-cause eviction and security deposit rules, Washington state has strong Washington tenant protections including source-of-income discrimination protection. This means you cannot refuse to rent to someone solely because they use a housing voucher or other public assistance to pay rent. You must treat all income sources equally when evaluating an applicant.
A 6.7/10 places Grand Mound in the 56th percentile of Washington cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Grand Mound (6.7/10)
Same risk band nationally · click any city for its full breakdown.
